1560 S Otterbein Ave #100 · Rowland Heights, CA 91748

$279,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured public records · 34 Days on market

Built 2016 $254/sqft · 39% above area Est $197k · 42% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom manufactured home built-in 2016 with well maintenance by original owners. Bright, airy and open floor plan with flat and high ceiling. Total 3 bedrooms, 2 full bathrooms. Lovely kitchen with granite countertops, stove, dishwasher included. Individual laundry room. 5 cars parking space, excellent move-in condition. Dual panel windows and quality laminate flooring throughout the house. Both bathrooms have bath tubs and granite countertops. Concrete around the home and side yards, good size backyard has a lot of quality fruit trees and plants. Lower space rent $925/monthly. Community pool, clubhouse & guest parking. Walking distance to markets, schools, bus lines, post office & shops, etc. Easy to access to freeways 60, 57 & 605. * * * Don't Miss This One !! * * *

Key facts

• Quality fruit trees
• Guest parking
• Clubhouse

Tags

• GRANITE COUNTERTOPS
• INDIVIDUAL LAUNDRY ROOM
• QUALITY FRUIT TREES
• COMMUNITY POOL
• CLUBHOUSE
• GUEST PARKING

Property features AI

Finance

• Other: Located in Hi-Lea Village park; Manager approval required for occupancy; Pets allowed with size/number limits (call for details)
• Financial info: Land lease amount applies
• HOA & community: Land lease (monthly land lease applies); Community features include street lighting and sidewalks; Pool included in rent/fees (association pool)

Exterior

• Parking: Concrete driveway; Attached carport; 3 parking spaces (including 3-car carport capacity)
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public/district water; Public sewer; Natural gas available; Electricity available; Water heater unit
• Home design: Single-story home; Entry at ground level with steps; Mobile home remains (20' x 55'); Model GS20563D108; Turnkey condition
• Construction: Wood, brick and concrete construction with drywall walls; Pillar/post/pier raised foundation
• Exterior features: Composition roof; Awning; Rain gutters; Patio; Shed (1); Back yard; Community/in-ground fenced pool (association)

Interior

• Kitchen: Garbage disposal; Built-in range; Gas range and gas oven; Dishwasher; Granite counters
• Bedrooms: Primary bedroom; Primary suite; Great room
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Shower in tub; Exhaust fan(s); Granite counters in baths
• Heating & cooling: Central cooling (electric); Central furnace (natural gas and electric)
• Interior features: High ceilings (9 feet+); Open floor plan; Granite counters; Carbon monoxide and smoke detectors; Double-pane windows with blinds
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.7% in Rowland Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 50/100 on livability (#1,123 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: crime C-, amenities F, commute F.
• Rowland Unified (suburban): math 40% / reading 62% proficiency, ranked #134 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+10.3%/yr); 102 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,339/mo this rent would consume 48% of the median local household income ($83k/yr) (locally 1440% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $78k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $156k; list at $279k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (median comp): $197,042
• List price: $279,000
• Delta: 41.59%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 S Otterbein Ave #6	0.00mi	3/2.0	1,152 (+5%)	18mo	$195,000	$169	78
1560 S Otterbein Ave #98	0.00mi	3/2.0	1,152 (+5%)	24mo	$170,000	$148	72
1441 Paso Real Ave #198	0.56mi	2/2.0 (-1)	1,152 (+5%)	1mo	$85,000	$74	60
1560 S Otterbein Ave #126	0.00mi	3/2.0	1,248 (+14%)	23mo	$268,000	$215	58
1560 Otterbein Ave #46	0.00mi	3/2.0	1,254 (+14%)	23mo	$160,000	$128	58
1441 S Paseo Real #202	0.51mi	2/1.0 (-1)	1,056 (-4%)	12mo	$190,000	$180	51
1441 Paso Real Ave #186	0.51mi	4/3.0 (+1)	1,208 (+10%)	6mo	$220,000	$182	46
1441 Paso Real Ave #123	0.56mi	2/2.0 (-1)	1,200 (+9%)	11mo	$158,000	$132	44
1441 Paso Real Ave #195	0.61mi	4/2.0 (+1)	1,224 (+11%)	11mo	$208,000	$170	38
1441 Paso Real Ave #269	0.56mi	4/3.0 (+1)	1,200 (+9%)	19mo	$160,000	$133	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.42×
• Total profit: $32,907
• Equity at exit: $41,600

10-year hold

• IRR: 22.8%
• Equity multiple: 3.39×
• Total profit: $186,563
• Equity at exit: $24,123

Cash invested: $78,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91748

• Rents YoY: 10.3%
• Active inventory: 102
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,339 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $951

Break-even live

Break-even rent $2,135

Max offer price $279,000

Occupancy floor 67%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19231 Tranbarger St Rowland Heights, CA	3.0	2.0	1170	$3,200	$2.74	43d	1	0.11mi
1316 Raleo Ave Rowland Heights, CA	4.0	2.0	1200	$5,000	$4.17	15d	1	0.25mi
19050 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	833	$2,595	$3.12	22d	2	0.31mi
19319 Pilario St Rowland Heights, CA	4.0	2.0	1480	$3,750	$2.53	43d	1	0.35mi
Searls Dr Unit A Rowland Heights, CA	2.0	1.0	750	$2,600	$3.47	43d	1	0.52mi
1809 Paso Real Ave Rowland Heights, CA	4.0	2.0	1259	$3,500	$2.78	24d	1	0.62mi
18600 Colima Rd Rowland Heights, CA	1.0–2.0	1.0	657	$2,335	$3.55	1d	17	0.80mi
2143 Arcdale Ave Rowland Heights, CA	3.0	2.0	1386	$3,500	$2.53	24d	1	0.83mi
2240 Electra Ave Rowland Heights, CA	3.0	2.0	1256	$3,200	$2.55	17d	1	0.83mi
18567 Colima Rd Rowland Heights, CA	1.0–2.0	1.0–2.0	845	$2,400	$2.84	3d	26	0.86mi
2847 Valley Blvd West Covina, CA	1.0–2.0	1.0	879	$3,040	$3.46	2d	7	0.87mi
18617 Trot Ave Rowland Heights, CA	3.0	2.0	1251	$3,350	$2.68	17d	1	0.89mi
2243 Otterbein Ave Rowland Heights, CA	3.0	2.0	1286	$3,600	$2.80	43d	1	0.89mi
2817 E Valley Blvd West Covina, CA	3.0	2.0	1050	$3,100	$2.95	43d	1	0.90mi
1808 Santa Ysabela Dr Rowland Heights, CA	4.0	2.0	1175	$3,500	$2.98	20d	1	0.93mi
1439 S Jellick Ave Unit B Rowland Heights, CA	2.0	1.5	1049	$2,300	$2.19	4d	1	0.99mi
2601 E Valley Blvd West Covina, CA	1.0–2.0	1.0–2.0	925	$2,650	$2.86	7d	3	1.03mi
18417 Santar St Rowland Heights, CA	4.0	2.0	1142	$3,300	$2.89	17d	1	1.08mi
18658 Mescalero St Rowland Heights, CA	3.0	2.0	1352	$3,800	$2.81	22d	1	1.08mi
18573 Farjardo St Rowland Heights, CA	3.0	2.0	1300	$3,750	$2.88	43d	1	1.14mi
2415 Los Padres Dr Rowland Heights, CA	3.0	2.0	1120	$3,300	$2.95	17d	1	1.30mi
18626 Barroso St Rowland Heights, CA	3.0	2.0	1446	$3,890	$2.69	3d	1	1.30mi
18247 Via Calma #3 Rowland Heights, CA	2.0	1.0	836	$1,995	$2.39	7d	1	1.35mi
1940 Fullerton Rd Rowland Heights, CA	1.0–2.0	1.0	775	$2,265	$2.92	43d	1	1.35mi

Listing history 17 events

1. 2026-06-15
   days on market $279,000 Active 34 DOM
2. 2026-06-13
   days on market $279,000 Active 32 DOM
3. 2026-06-13
   days on market $279,000 Active 31 DOM
4. 2026-06-09
   days on market $279,000 Active 28 DOM
5. 2026-06-08
   days on market $279,000 Active 27 DOM
6. 2026-06-07
   days on market $279,000 Active 26 DOM
7. 2026-06-04
   days on market $279,000 Active 23 DOM
8. 2026-06-03
   days on market $279,000 Active 22 DOM
9. 2026-06-02
   days on market $279,000 Active 21 DOM
10. 2026-06-01
    days on market $279,000 Active 20 DOM
11. 2026-05-31
    days on market $279,000 Active 19 DOM
12. 2026-05-12
    listed $279,000 Active 785-char remark
13. 2020-08-06
    soldstatus $156,000 Closed Sale 802-char remark

    Show marketing remark (802 chars)

    Custom manufactured home built-in 2016 with well maintenance by original owners. Bright, airy and open floor plan with flat and high ceiling. Total 3 bedrooms, 2 full bathrooms. Lovely kitchen with granite countertops, stove, dishwasher included. Individual laundry room. 5 cars parking space, excellent move-in condition. Dual panel windows and quality laminate flooring throughout the house. Both bathrooms have bath tubs and granite countertops. Concrete around the home and side yards, good size backyard has a lot of quality fruit trees and plants. Lower space rent $925/monthly. Community pool, clubhouse & guest parking. Walking distance to markets, schools, bus lines, post office & shops, etc. Easy to access to freeways 60, 57 & 605. * * * Don't Miss This One !! * * *

14. 2020-07-21
    status Pending Sale 802-char remark

    Show marketing remark (802 chars)

    Custom manufactured home built-in 2016 with well maintenance by original owners. Bright, airy and open floor plan with flat and high ceiling. Total 3 bedrooms, 2 full bathrooms. Lovely kitchen with granite countertops, stove, dishwasher included. Individual laundry room. 5 cars parking space, excellent move-in condition. Dual panel windows and quality laminate flooring throughout the house. Both bathrooms have bath tubs and granite countertops. Concrete around the home and side yards, good size backyard has a lot of quality fruit trees and plants. Lower space rent $925/monthly. Community pool, clubhouse & guest parking. Walking distance to markets, schools, bus lines, post office & shops, etc. Easy to access to freeways 60, 57 & 605. * * * Don't Miss This One !! * * *

15. 2020-06-29
    listed $159,990 Active 802-char remark

    Show marketing remark (802 chars)

    Custom manufactured home built-in 2016 with well maintenance by original owners. Bright, airy and open floor plan with flat and high ceiling. Total 3 bedrooms, 2 full bathrooms. Lovely kitchen with granite countertops, stove, dishwasher included. Individual laundry room. 5 cars parking space, excellent move-in condition. Dual panel windows and quality laminate flooring throughout the house. Both bathrooms have bath tubs and granite countertops. Concrete around the home and side yards, good size backyard has a lot of quality fruit trees and plants. Lower space rent $925/monthly. Community pool, clubhouse & guest parking. Walking distance to markets, schools, bus lines, post office & shops, etc. Easy to access to freeways 60, 57 & 605. * * * Don't Miss This One !! * * *

16. 2012-10-18
    historical
17. 2012-08-28
    listed $6,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,290 · $108/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: +$830/yr (+$69/mo · 64.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,068
• − Mortgage interest: −$15,628
• − Property taxes: −$1,290
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,205
• − Management: −$3,205
• − Depreciation: −$8,116
• Taxable income: $7,228
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $9,677/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rowland Unified
• NCES district ID: 0633750
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 62% ▲ 11.00%
• Median HH income: $63,667
• Composite: 44.83/100
• National rank: #2733
• State rank: #134 of 517 in CA

Livability — Rowland Heights

• Score: 50/100
• State rank: #1123
• US rank: #25637

Category grades

Amenities F Commute F Cost of living F Crime C- Employment A Housing C Health & safety D- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowland Heights, CA
• County: Los Angeles County · 9,444,647 people
• City population: 42,463
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 42,463
• Household income: $83,428
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1440.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Asian (59%)
• Race & ethnicity: Asian 59% Hispanic / Latino 31% Two or more races 6% White 6% Black 1%
• Hispanic origin (detail): Mexican 25%
• Foreign-born: 55% · China, Canada, South Korea
• Languages at home: 25% English-only · Chinese 37% Spanish 22% Tagalog/Filipino 5%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -754.24%
• Current HPI: 364.5923
• Rent YoY: ▲ 10.27%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+3891.4% since first listed

7 events — show timeline

• 2026-06-15 Listing Removed — CRMLS
• 2026-05-12 Listed $279,000 CRMLS
• 2020-08-06 Sold (MLS) $156,000 CRMLS
• 2020-07-21 Pending — CRMLS
• 2020-06-29 Listed $159,990 CRMLS
• 2012-10-18 Listing Removed — CRMLS
• 2012-08-28 Listed $6,990 CRMLS

Property tax history

-2.5%/yr

Latest (2025): $1,290 · -2.5% YoY. Source: county tax records.